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Real Estate Follow-Up Text Messages: 14 Templates Under 300 Characters

A text gets read in minutes. Keep it short, name one moment from the showing, ask one question. Templates for buyers, open-house visitors, and sellers.

Updated September 07, 2026 · Written for U.S. residential agents

Why texts beat emails for the first touch

Most buyers open a text within minutes. Most open an email when they get around to it. That makes the text the right tool for the first touch after a showing, and the email the right tool for anything with an attachment. The best agents send both: a two-line text the same evening, and the comps by email the next morning.

Every template below is under 300 characters, uses the client's name, references one specific moment, and asks one question. That is the whole formula.

The rules for real estate texts

Under 300 characters. If it needs a scroll, it should be an email.
One question, at the end. Two questions get zero answers.
Sign with your first name until they've saved your number.
No links in the first text to a new contact — carriers filter them and people don't tap them.
Send between 9 AM and 8 PM local time. A 10:47 PM text feels like a sales tactic even when it isn't.

After a showing

Text — warm buyerHi Sarah – great seeing you at 412 Oak today! You lit up on that back deck. I'm pulling comps tonight – want a second look Saturday? – Mike

Text — hesitant buyerHi Sarah – thanks for today. I hear you on the third bedroom feeling tight. I measured it against the other two homes – 10 min call tomorrow to compare? – Mike

Text — it wasn't the oneHi Sarah – today was useful: split-level is out, real backyard is in. I've got two homes that fit better. Sending them tonight – tell me which to book first. – Mike

Text — multi-home dayHi Sarah – fun day! My read: 412 Oak on top, Maple second, Birch out. Did I get that right? – Mike

Before a showing

Text — confirmation the night beforeHi Sarah – confirming 412 Oak Street tomorrow at 2:00. Park in the driveway; I'll meet you at the front door. Anything you want me to check on before we go? – Mike

Text — running lateHi Sarah – running about 10 minutes behind, so sorry. Feel free to walk the exterior and the backyard; the lockbox is on the side gate. – Mike

After an open house

Text — open house visitorHi Jordan – thanks for stopping by 88 Maple today. You asked about the roof age: replaced in 2021, I confirmed with the seller. Want the full disclosure packet? – Mike

Text — neighbor who stopped inHi Chris – nice meeting you at the open house. If you're ever curious what your place would go for, happy to run the numbers, no strings. – Mike

Following up when they go quiet

Text — 3-day nudgeHi Sarah – no pressure at all. Is 412 Oak still on your mind, or should I keep looking? Either answer helps me help you. – Mike

Text — new listing that fitsHi Sarah – a 4-bed just hit the market in Willow Creek with the yard you wanted, under your budget. Want to see it before the weekend? – Mike

Text — price drop on a home they sawHi Sarah – 88 Maple just dropped $15K. I know the bedrooms felt small, but at this number it may be worth a second look. Thoughts? – Mike

Sellers

Text — showing feedback for your sellerHi Dan – buyers from today's 2 PM showing: loved the kitchen and the yard, hesitated on the street noise. Two more showings booked for the weekend. Full recap coming by email tonight. – Mike

Text — offer comingHi Dan – heads up: the Saturday 11 AM buyers just told their agent they're writing an offer. I'll call you the moment it lands. – Mike

What to leave out of a text

The seller's motivation or bottom line. Texts get screenshotted.
Your private read on the client. “They'll never pull the trigger” belongs in your notes, not your messages.
Anything about the people in a neighborhood or school. Fair Housing applies to a text the same as to an ad.

Never type these in a parking lot again

ShowingIQ writes the text and the email for you from a 30-second voice note recorded in the car. Say what happened — “Sarah loved the deck at 412 Oak, worried about the HOA, wants comps by tomorrow” — and the app drafts a message in your own words, under 300 characters, with one next step. You review it and send it from Messages. It never sends on your behalf.

Frequently asked questions

How long should a real estate follow-up text be?

Under 300 characters — two or three sentences. Reference one specific moment from the showing, then ask exactly one question. Anything longer belongs in an email.

Is it better to text or email a buyer after a showing?

Text first, email second. A short text the same evening gets read within minutes; an email the next morning is the right place for comps, disclosures, and anything with an attachment.

When is it too late to text a client?

After 8 PM local time, text only if they texted first. A late-night message reads as pressure even when it's meant as enthusiasm. Draft it tonight, send it at 9 AM.

Can I use these templates for text-message marketing to leads?

These are one-to-one follow-ups to people you've met, which is different from bulk marketing texts. Bulk texting to leads is regulated under the TCPA and state laws and generally requires prior written consent. When in doubt, check with your broker.

Talk for 30 seconds after the showing. The follow-up writes itself.

ShowingIQ turns a quick voice note into a showing recap plus an email and text draft you review and send from your own Mail app. Your first 3 notes are free.

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